Planning & Zoning Commission - Minutes - 12/14/2021

Planning and Zoning Commission
December 14, 2021
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MINUTES
Remote Access
Planning & Zoning Commission December 14, 2021
Waterford Town Hall 6:30 PM
Members Present: G. Massad, J. Bashaw, K. Barnett, T. Bleasdale, K. Petrini
Alternates Absent: J. DiBuono
Staff Present: A. Piersall, Planning Director; M. Wujtewicz, Planner; M. FitzGerald,
Environmental Planner; D. Choisy, Recording Secretary
1. CALL TO ORDER AND APPOINTMENT OF ALTERNATES
Chairman Massad called the meeting to order at 6:30.
2. APPROVAL OF MINUTES
MOTION: Motion made by J. Bashaw, seconded by T. Bleasdale, to approve the November 9,
2021 meeting minutes as written.
VOTE: 5-0
3. RECEIPT OF APPLICATIONS
#PL-21-15 — Request of the Town of Waterford Board of Selectmen for municipal improvement in
accordance with Section 8-24 of the Connecticut General Statutes for the Waterford Community
Park Master Plan.
A. Piersall stated that this item appears later on the agenda for the Commission’s review.
4. INFORMAL DISCUSSION WITH COMMISSION — PROPOSED FARMER’S COW
Project Engineer Kevin Soli of Solli Engineering, Michael Godin of Phase Zero and Karlin Linhardt
of Farmer’s Cow gave a brief overview of this proposed project to be located at the old Papa
Gino’s/D’ Angelo’s restaurant space at 117 Boston Post Road. Commission members offered
comments and suggestions.
5. PUBLIC HEARINGS
#PL-21-13 — Application of the Waterford Planning & Zoning Commission to amend Section 3.40
of the Waterford Zoning Regulations (Uses Subject to a Moratorium) to establish a temporary
moratorium on the application, installation or creation of any Cannabis Establishment.
M. Wujtewicz read the following exhibits into the record:
EXHIBIT 1 - Application
a) Application
b) Proposed regulation amendments
EXHIBIT 2 - Notice of Public Hearing advertised in the Day newspaper on November 30,
2021 and December 7, 2021

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EXHIBIT 3 - Certified copy of the Zoning Regulations effective through September 15,
2021
EXHIBIT 4 - Memorandum dated November 18, 2021 from the Economic Development
Commission regarding Cannabis Policy Recommendations.
A. Piersall reviewed and entered into the record as Exhibit 5 a presentation outlining the contents of
the application.
Chairman Massad asked if there were any members of the public that wished to speak regarding this
application.
Dan Radin, Chairman of the Economic Development Commission and RTM member briefly
reviewed the information contained in Exhibit 4.
Chairman Massad asked if there were any other members of the public that wished to speak
regarding this application. There were no additional public comments.
MOTION: Motion made by J. Bashaw, seconded by T. Bleasdale, to close the public hearing for
Application #PL-21-13 at 7:22.
VOTE: 5-0
#PL-21-14 — Application of the Waterford Planning & Zoning Commission to amend the following
Sections of the Waterford Zoning Regulations: Section 20 (Parking), Section 21 (Free Standing
Signs), Section 22 (Topographic Data Requirements for Site Plans) and Multi Family Dwelling
Standards.
M. Wujtewicz read the following exhibits into the record:
EXHIBIT 1 - Application
a. Application
b. Proposed regulation amendments
EXHIBIT 2 - Notice of Public Hearing advertised in the Day newspaper on November 30,
2021 and December 7, 2021
EXHIBIT 3 - Certified copy of the Zoning Regulations effective through September 15,
2021
A. Piersall reviewed the proposed regulation amendments (Exhibit 1b). She stated that the
amendments being proposed will clarify some language and make other regulations more consistent
with state legislation.
Chairman Massad asked if any members of the public wished to speak regarding this application.
There were no public comments.
MOTION: Motion made by J. Bashaw, seconded by T. Bleasdale, to close the public hearing at
7:30.
VOTE: 5-0

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December 14, 2021
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6. APPLICATION REVIEWS
#PL-21-12 — Request of Waterford Woods, LLC, owner and applicant for modification of an
approved site plan for property located at 384 & 394 Willetts Avenue Extension in accordance with
Sections 16, 18 and 22 of the Zoning Regulations and as shown on plans titled “Waterford Woods
Site Modification Plans” dated 11/18/20, revised to 9/21/21.
M. Wujtewicz stated that the Conservation Commission granted a permit to the applicant on
11/18/21. He said that the applicant’s agent had received a copy of the Staff report dated December
14, 2021 and is amenable to the conditions of approval contained in it.
B. Handfield noted that Commission members had stated concerns regarding parking at the
clubhouse. He stated that use of the clubhouse will be for residents of Waterford Woods and their
guests only.
MOTION: Motion made by J. Bashaw, seconded by G. Massad, to find that:
1. The parcel is located within the C-MF Zoning District as identified on
the most recently adopted Zone District Map
2. The project qualifies as a modification to an existing site plan previously
approved by the Planning and Zoning Commission through Permit#PL-21-1.
3. With modifications as specified within the staff report, the site plan conforms to
Section 22 of the Town of Waterford Zoning Regulations.
4. The Waterford Conservation Commission issued Inland Wetland
Permit# C-21-12 for regulated inland wetland activities.
5. The Waterford Conservation Commission has submitted to the Planning
and Zoning Commission a final report in accordance with CGS 8-3(g)
dated November 22, 2021.
6. This application has been reviewed by the Town of Waterford Design
Review Board in accordance with Section 22b of the Waterford Zoning
Regulations and which Board submits a positive report with conditions to
the Planning and Zoning Commission.
And to approve Application #PL-21-12 with the following conditions:
1. The proposed location of the clubhouse and associated site
improvements are within the FEMA designated Special Flood Hazard
Area A as identified on current FEMA mapping. The applicant has
requested a Letter of Map Amendment (LOMA) from FEMA to
modify the boundary of the designated Special Flood Hazard Area. If
the LOMA is not approved by FEMA by the time the applicant is
prepared to file the final plans on the land records, then required
documentation shall be submitted by the applicant verifying that the
clubhouse will be elevated and/or the building will be flood proofed in
accordance with FEMA requirements and the Town of Waterford
Zoning Regulations relative to construction of nonresidential
structures within a FEMA Special Flood Hazard Area.
2. Roof trim of the building is to be changed to a color and style to

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match and blend with the Natural Wood elements of the building.
3. All conditions of approval for Inland Wetland Permit #C-21-12 shall
be incorporated into this decision as if fully set forth herein.
4. Use of the clubhouse is to be limited to residents and guests of
Waterford Woods only.
VOTE: 5-0
#PL-21-13 — Application of the Waterford Planning & Zoning Commission to amend Section 3.40
of the Waterford Zoning Regulations (Uses Subject to a Moratorium) to establish a temporary
moratorium on the application, installation or creation of any Cannabis Establishment.
MOTION: Motion made by J. Bashaw, seconded by T. Bleasdale, Public Act No. 21-1, An Act
Concerning Responsible and Equitable Regulation Adult Use Cannabis (“The Act)
became effective July 1, 2021, and that the Commission finds that the uses defined
and enabled in “The Act” affect the health, safety and welfare of Waterford’s
citizens, and that a temporary limited moratorium is needed in order to properly
develop restrictions and standards for the implementation of uses enabled by “The
Act”. Effective date: 12/31/21
VOTE: 5-0
#PL-21-14 — Application of the Waterford Planning & Zoning Commission to amend the following
Sections of the Waterford Zoning Regulations: Section 20 (Parking), Section 21 (Free Standing
Signs), Section 22 (Topographic Date Requirements for Site Plans) and Multi Family Dwelling
Standards.
J. Bashaw noted that in section 20.9.b, the height of the required curbing is not stated, and
suggested that that section be amended to note that the curbing needs to be 6” high.
MOTION: Motion made by J. Bashaw, seconded by K. Barnett, to approve the regulation
amendments noted in Application #PL-21-13 with the addition to Section 20.9.b that
6” high curbing be required. Effective Date: 12/31/21
VOTE: 5-0
#PL-21-15 — Request of the Town of Waterford Board of Selectmen for municipal improvement in
accordance with Section 8-24 of the Connecticut General Statutes for the Waterford Community
Park Master Plan.
A. Piersall stated that the Board of Selectmen endorsed the Waterford Community Park Master Plan
at their last meeting. She noted that this application for CGS 8-24 approval for the Master Plan
only, not the final site plan.
Chad Frost of Kent & Frost reviewed changes made to the Master Plan since the last time the
Commission reviewed it.
MOTION: Motion made by J. Bashaw, seconded by G. Massad, to find that the Proposed
Waterford Community Park Master Plan is consistent with the Plan of Preservation,
Conservation and Development, and to forward a positive report to the RTM in
accordance with CGS 8-24.

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VOTE: 5-0
7. CORRESPONDENCE
No correspondence was received.
8. COMMISSION BUSINESS
A. Review of past months and ongoing projects
B. Upcoming projects
A, Piersall updated the Commission on the status of ongoing projects and projects that may be
coming before the Commission.
9. ADMINISTRATIVE REVIEW
A. Request for feedback on the first draft of a scope of work for the upcoming Plan of
Conservation and Development update
The Commission will review this item at a future meeting
B. Review of Fiscal Year 2021 Annual Report.
The Commission will review this item at the next meeting.
Cc, Review of Commission Budget for Fiscal Year 2023
MOTION: Motion made by J. Bashaw, seconded by T. Bleasdale, to approve the FY2023
Budget as drafted.
VOTE: 5-0
It was the consensus of the Commission to cancel the meeting scheduled for December 21, 2021.
10. ADJOURNMENT
MOTION: Motion made by J. Bashaw, seconded by T. Bleasdale, to adjourn the meeting at
8:20.
VOTE: 5-0
Respectfully Submitted,
Recording Secretary